Renovating an HDB Flat in Singapore
Quick‑Start Guide to Renovating an HDB Flat in Singapore
Renovating a Home‑Built Display (HDB) flat is a thrilling way to turn a rented space into a personal haven. But Singapore’s strict guidelines mean you’ll need to balance creativity with compliance. Below is a ready‑to‑use playbook that covers HDB rules, BCA approvals, budgeting, and finding a contractor you can trust.
1. Know the Rules That Matter
| Category | What You Need to Know | Why It Matters |
|---|---|---|
| HDB Guidelines | • No structural changes (no new walls, windows, or load‑bearing beams). • No “major” alterations to the façade, lift, stairwell, or plumbing that affect other flats. • Room size limits: 20 m² minimum for bedrooms, 12 m² for toilets. • No sub‑division of units. |
Avoids hefty penalties, keeps resale value intact. |
| HDB “Major Work” Definition | Minor work: interior painting, wallpaper, floor tiling, kitchen & bathroom upgrades that don’t alter load‑bearing structure. Major work: anything that changes the building’s structural integrity or external appearance. |
Requires HDB approval and sometimes BCA clearance. |
| BCA (Building and Construction Authority) Approval | Required for: • Structural changes (new beams, joists). • Lift installation or relocation. • Significant plumbing & electrical re‑wiring. • Any work that may affect building safety. |
Ensures safety and compliance with national standards. |
| HDB Approval Process | • Submit a “Renovation Proposal” to HDB within 6 months of move‑in if you’re doing major work. • HDB will review the plan and give written approval or request changes. |
Helps you stay on the right side of the law. |
Quick Tip: Even if your project seems “minor,” always double‑check with HDB first—some changes that look trivial can be considered major (e.g., installing a new toilet that requires a sink‑to‑floor drain).
2. Checklist Before You Call a Contractor
| Step | What to Do | How to Do It |
|---|---|---|
| Define Your Scope | Sketch the rooms, list items (new laminate, split‑door, skylight, etc.). | Use a simple diagram or a digital app (e.g., Planner 5D). |
| Set a Budget Range | Roughly SGD 80–120 per m² for a mid‑range interior remodel; SGD 150–250 per m² for high‑end finishes. | 100 m² flat × 120 = SGD 12,000 – good baseline for standard renovation. |
| Get an HDB Pre‑Approval (if needed) | Submit a short description and drawings to HDB for “major work” projects. | Use HDB’s “Renovate” portal. |
| Apply for BCA Clearance | If you have structural or lift changes. | File the “Application for Building Works” on the BCA website. |
3. Budgeting 101
| Category | Typical Cost (SGD) | Notes |
|---|---|---|
| Interior Finish (floor, paint, wallpaper) | 30–70 per m² | Choose cost‑effective, durable materials. |
| Kitchen & Bathroom | 5,000–15,000 | Depends on fixtures, cabinetry, and tile choice. |
| Electrical & Plumbing | 2,000–5,000 | Includes wiring, switches, outlets, and plumbing relocations. |
| Lift Installation | 30,000–80,000 | Only if you’re adding a lift to a non‑lift flat. |
| Contingency | 10–20% of total | Covers unexpected changes (e.g., hidden mould, damaged studs). |
| HDB & BCA Fees | 100–400 | Permit, application, and inspection fees. |
Real‑World Example: A 100 m² flat, mid‑range renovation, 80 % of the budget (SGD 12,000) for interiors + 20 % (SGD 3,000) contingency = SGD 15,000. Add SGD 500 for HDB‑related costs → SGD 15,500 total.
4. Finding a Reliable Contractor
| Red Flags | Green Flags |
|---|---|
| No written contract | Written contract with detailed scope, timeline, and payment schedule |
| No references or portfolio | Portfolio showing completed HDB projects |
| No valid license or insurance | Valid Contractor’s Licence and Public Liability Insurance |
| “Lowest bid” offers huge savings | Transparent pricing (itemised quotes) |
| No clear communication | Prompt responses, clear point of contact |
How to Vet Contractors
Start with HDB‑Approved Renovators.
HDB maintains a list of vetted renovators. These companies have already met safety and quality standards.
👉 HDB Renovation DatabaseAsk for Multiple Quotes.
Send the same scope to at least three contractors. Compare not just the price but also the depth of the proposal.Check Credentials.
Verify the contractor’s *BCA Licence (use the BCA Licence Registry) and look for any disciplinary history.*Read Reviews & Ask for References.
Google, YouTube, or local Facebook groups (e.g., “Singapore Renovation”) often have candid feedback.Meet in Person.
A face‑to‑face meeting builds trust. Discuss the project timeline, materials, and any potential hurdles.
Sample Contractor Agreement (Key Clauses)
| Clause | What It Covers |
|---|---|
| Scope of Work | Precise description of tasks, materials, and location. |
| Timeline & Milestones | Start & completion dates, intermediate checkpoints. |
| Payment Schedule | Deposit, progress payments (e.g., 25% after demolition, 25% after framing, 25% after finishing). |
| Change Order Process | How price changes are handled if scope changes. |
| Warranty | 12‑month workmanship guarantee + material warranties. |
| Insurance | Contractor must hold Public Liability and Professional Indemnity. |
| Inspection & Handover | Final inspection by HDB/BCA and handover process. |
5. The Renovation Roadmap
| Phase | Key Activities | When to Start |
|---|---|---|
| 1. Planning | Define vision, budget, obtain HDB/BCA approvals, shortlist contractors. | 0–2 weeks |
| 2. Design & Procurement | Finalise designs, order fixtures, furniture, and materials. | 2–4 weeks |
| 3. Demolition & Structuring | Remove old finishes, prepare walls, install new structural elements (if any). | 4–6 weeks |
| 4. Installation | Flooring, paint, cabinetry, plumbing, electrical, lift (if required). | 6–12 weeks |
| 5. Finishing Touches | Fixtures, accessories, final cleaning. | 12–14 weeks |
| 6. Inspection & Handover | HDB/BCA inspection, sign off, receive keys. | 14–15 weeks |
Pro Tip: Schedule the HDB and BCA inspections at the end of the installation phase to avoid re‑work.
6. Managing Your Renovation
| Tool | Purpose | How to Use It |
|---|---|---|
| Progress Tracker Spreadsheet | Track tasks, deadlines, and costs. | Google Sheets with columns: Task, Owner, Start, End, Status, Budget, Actual. |
| Photo Log | Visual record of changes. | Take before‑and‑after photos weekly. |
| Issue Log | Note any problems (e.g., leaks, delays). | Log details with dates and action taken. |
| Payment Tracker | Ensure payments align with milestones. | Link invoices to contract clauses. |
7. Final Checklist Before You Move In
- [ ] All permits signed (HDB, BCA).
- [ ] Inspection passed by HDB/BCA.
- [ ] All warranties received (copy of warranty documents).
- [ ] Clean & ready (no leftover debris).
- [ ] Final payment cleared (within 30 days of handover).
8. Quick Reference Links
| Resource | What It Provides |
|---|---|
| HDB Renovation Portal | Submit renovation proposals, view approved lists. |
| BCA Licence Registry | Verify contractor licences. |
| Singapore Home Improvement Association (SHIA) | Directory of licensed contractors. |
| HDB Flat Renovation Cost Estimator | Rough cost breakdown per m². |
| Raffles City DIY Guide | Tips for DIY elements (painting, tiling). |
Bottom Line
Renovating an HDB flat is doable—and it can be a lot of fun—if you start with a clear understanding of the rules, a realistic budget, and a reliable contractor. Follow this guide, keep the paperwork tight, and your dream home will be a reality in no time. Happy renovating!
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